Eviction in Louisiana follows a strict legal process, and landlords who skip steps risk having their case dismissed. Understanding the rules upfront saves time, money, and frustration. Whether you manage your own rental or work with a property management company, knowing what Louisiana law requires protects you and your investment.
Notice Requirements and Lease Termination
Louisiana law requires landlords to give written notice before filing for eviction. The notice period depends on the reason for eviction and what your lease specifies. For non-payment of rent, you must give the tenant five days written notice to pay or vacate. Deliver this notice in person, by mail, or by posting it on the rental unit. Keep copies of everything you send. If the tenant pays in full during that five-day window, the eviction process stops. If they do not pay, you can proceed to file in court. For other lease violations, the notice period may differ based on the lease terms and the specific breach.
Never lock a tenant out, remove their belongings, or cut off utilities as a shortcut. These actions are illegal in Louisiana and can expose you to liability. The only legal way to remove a tenant is through the court system.
The Court Filing and Hearing Process
After the notice period expires with no payment or cure, file a complaint in the appropriate court. Use the District Court or Justice of the Peace Court in the parish where the rental sits. You will need to pay a filing fee and serve the tenant with the court documents. Louisiana law requires at least five days between service and the hearing date. At the hearing, you present your evidence: the lease, proof of non-payment or breach, and copies of notices sent. Include any relevant communications as well. The tenant can present their defense, and the judge decides whether to grant the eviction. If you win, the judge issues a judgment for eviction and a writ of removal. Even then, the tenant has a window to pay what is owed and stop the removal. If they do not pay, a sheriff carries out the physical eviction.
About the Author: Billy Borrouso is a licensed real estate broker, Certified Residential Specialist (CRS), and licensed contractor with over 20 years of experience in the Greater New Orleans area. As the founder of Redfish Property Management, Billy brings a rare combination of real estate expertise and construction knowledge to landlords and tenants across Metairie, New Orleans, and the Northshore. He is a NOMAR Gold Award recipient and is committed to making property ownership stress-free for landlords while maintaining quality homes for tenants.
Documentation and Legal Strategy
Documentation is your strongest asset in an eviction case. Maintain detailed records of rent payments, late notices, repair requests, and all communication with tenants. Many evictions fail because landlords cannot prove their case with paperwork. Take photos of the rental unit condition at move-in and move-out. Document any damage beyond normal wear and tear. If a tenant breaks the lease, document the violation with dates and details.
Consider consulting a Louisiana attorney who specializes in landlord-tenant law before filing. Legal advice often costs far less than a dismissed case or a prolonged court battle. An attorney can review your lease, confirm proper notice procedures were followed, and represent you in court. For landlords in greater New Orleans managing multiple properties, professional leasing and management services reduce eviction risk through tenant screening, rent collection, and maintenance coordination. Strong upfront screening prevents many evictions before they happen.
Louisiana eviction law is detailed and does not forgive procedural mistakes. Courts strictly enforce notice periods, service requirements, and documentation standards. A single misstep can send your case back to the beginning. The state provides a helpful overview of tenant and landlord rights on the Louisiana Department of Housing website.
Have questions about property management services across greater New Orleans, Louisiana? Reach out to us today, and we’ll be happy to help you every step of the way.
